Find a Lender-Approved Local Conveyancer in Ogmore Vale

Ready to buy a new home? Find a law firm approved by your lender.

You can try and find the cheapest conveyancing solicitors in Ogmore Vale but be careful as you may get what you pay for.

5 reasons to let us help you select a high street conveyancing solicitor in Ogmore Vale

  • 1 The mark of a good conveyancing solicitor in Ogmore Vale is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you will expect.
  • 2 The organisations shown on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases each year.
  • 3 This site is the first site offering you the facility to check that your conveyancing in Ogmore Vale will be carried out by a solicitor on your lender’s approved panel.
  • 4 Ogmore Vale solicitors work in conjunction with Ogmore Vale estate agents, property finders, surveyors, banks and other professionals to make sure that the highest level of service is provided to buyers and sellers every step of the way, helping make the process as straightforward as possible
  • 5 Ogmore Vale lawyers have a crucial advantage when it comes to Ogmore Vale conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can affect your home move

Examples of recent conveyancing in Ogmore Vale since April 2025*

Recently asked questions about conveyancing in Ogmore Vale

How do I identify commercial conveyancing in Ogmore Vale?

Option 1 is to ask the people you trust whom they would instruct.

Second, look on the internet for conveyancing in Ogmore Vale. Ring a couple or more firms from the list and ask them to forward you their conveyancing costs illustrations and speak to the lawyer who will conduct the conveyancing ahead ofmaking your choice.

Option 3 is to use this site to help you find the right lawyers taking into account your individual expectations including location,speed, complexity and who the proposed mortgage company is. Resist the temptation to go for low cost conveyancing in Ogmore Vale

I'm the single recipient of my late father’s estate and I have everything in my name alone, including the house in Ogmore Vale. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in June. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view mortgage companies take of it, depend on the lender as this clause principally exists to identify the purchase and immediately sell or the flipping of properties.

I am buying a property in Ogmore Vale. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

Given that your lender is Aldermore your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease does not meet these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Ogmore Vale.

After weeks of negotiation I have agreed a price on a house in Ogmore Vale. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £225. A few days later, the lawyer called me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should my solicitor be raising enquiries regarding flooding during the conveyancing in Ogmore Vale.

Flooding is a growing risk for lawyers specialising in conveyancing in Ogmore Vale. There are those who buy a house in Ogmore Vale, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a various searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Ogmore Vale. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a purchaser could issue a claim for damages as a result of such an misleading reply. A buyer’s conveyancers will also order an enviro report. This should disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be carried out.

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Ogmore Vale for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Ogmore Vale, including the disposal and purchase of businesses as well as simply premises. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

As co-executor for the estate of my uncle I am disposing of a property in Neath but reside in Ogmore Vale. My solicitor (who is 250 miles awayrequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Ogmore Vale to attest this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Ogmore Vale based

I need to find a mortgage company panel solicitor in Ogmore Vale. Can you assist?

It is not clear why you need a Ogmore Vale panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Ogmore Vale are on their panel . If you do find such a firm in Ogmore Vale not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site

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Sample of conveyancing solicitors in Ogmore Vale regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Ogmore Vale but also conveyancing throughout England and Wales.

  • Deborah Reynolds & Company, 31 Gelli Road, Gelli, Pentre, Mid Glamorgan, CF41 7LY
  • Edgar Cule & Evans, 213 Ystrad Road, Pentre, Rhondda Cynon Taff, CF41 7PF
  • David Edward Rees & Co, Plas Medi, 160 Bute Street, Treherbert, Rhondda Cynon Taff, CF42 5PE
  • King Davies & Partners, Lloyds Bank Chambers, 18 Talbot Street, Maesteg, Mid Glamorgan, CF34 9BP
  • Thomas And Thomas Solicitors Limited, 1 Llynfi Road, Maesteg, Mid Glamorgan, CF34 9DS

Commercial Conveyancing solicitors in Ogmore Vale regulated by the SRA

The list below is a small selection of solicitors in Ogmore Vale specialising in commercial conveyancing in Ogmore Vale. This may include advice on buying and selling small and large scale commercial property and agricultural land
  • King Davies & Partners, Lloyds Bank Chambers, 18 Talbot Street, Maesteg, Mid Glamorgan, CF34 9BP
  • Richards Thomas Llp, 14 The Strand, Ferndale, Mid Glamorgan, CF43 4LY

Transfer of Equity conveyancing in Ogmore Vale is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Obtaining instructions from the appropriate parties
  • Investigating the title to the property
  • Acting on behalf of the bank (where relevant)
  • Negotiating the terms of the transaction
  • Preparing the Transfer or approving the Transfer deed
  • Agreeing adjustments to the draft Transfer
  • Communicating with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to relevant parties
  • Completing and submitting to HMRC the appropriate Land Tax forms and payment
  • Dealing with the registration formalities for the buyer and the home loan (where applicable) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.